Creekside Apartments 32 E Main St 32 Unit Apartment Building $9,422,460 CAD ($294,452 CAD/Unit) 5.46% Cap Rate Winters, CA 95694

Investment Highlights
1) Strong In-Place Performance with Proven Rent Growth
The property generates a 5.49% cap rate on current income and has recently achieved rents approximately 12% above current averages, indicating a clear path to 6.66%+ cap rate upon stabilization. The demonstrated rent trajectory provides a reliable foundation for continued income growth.
2) Desirable Unit Mix and Unit Sizes
The community consists exclusively of large two-bedroom floor plans averaging over 1,000 square feet, all with in-unit laundry hook ups in the two bedroom two bath units and forced-air HVAC. This unit composition attracts long-term tenants and minimizes turnover relative to buildings with a higher concentration of one-bedroom units and studios.
3) Low-Density Site with Long-Term Flexibility
The 3.78-acre parcel provides an attractive low-density layout with open green space and ample parking. The site design supports potential amenity enhancements or future
redevelopment options, offering investors flexibility over multiple business plans.
4) Accessible Growth Location
Situated in Winters, California, the property benefits from direct access to Interstate 505 and Highway 128, connecting residents to Davis (UC Davis), Vacaville, Sacramento, and the Napa Valley. The area continues to attract renters seeking affordability and quality of life within reach of regional job centers.
5) Favorable Demographic and Economic Trends
Within a five-mile radius, Winters boasts a median household income of $93,700, a median home value exceeding $520,000, and a limited supply of multifamily housing. Local employment is anchored by UC Davis, Mariani Nut Company, and the Winters Joint Unified School District, supporting consistent rental demand.
6)Attractive Yield Profile and Leverage Options
The asset supports in-place cash-on-cash returns of 5.5% (interest-only) with the potential to achieve 9.4% total return at recently acheived rents. This performance, combined with favorable financing availability, positions Creekside Apartments as a strong cash-flowing investment with near-term upside.